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HomeMy WebLinkAboutPlan Council Packet 2004 03-25-04 oP n� � United City of Yorkville est. 1836 County Seat of Kendall County EST.% 1836 800 Game Farm Road f f/) Yorkville,Illinois 60560 p l� (�7;v. p Phone:630-553-4350 'A,� x vim= Fax:630-553-7575 E •v PLAN COUNCIL AGENDA Thursday, March 25, 2004 9:30 a.m. CITY CONFERENCE ROOM 8:30 a.m. Staff Meeting: Joe Wyrot, EEI, Anna Kurtzman, Mike Schoppe Liz D'Anna 1. Approval/Correction of Minutes: March 11, 2004 2. 9:30 - PC 2003-13 Bailey Meadows (fka Runge Property) - Preliminary Plan 3. 10:30 - PC 2002-06 Westbury Village Preliminary PUD Plan 4. Additional Business Adjournment 1 UNITED CITY OF YORKVILLE Plan Council Meeting Thursday,March 11, 2004 9:30 A.M. Attendees: City Administrator Tony Graff Mike Schoppe—Schoppe Design Planning Coordinator Anna Kurtzman Sergeant Ron Diedrich Ex. Director Parks &Recreation, Laura Brown Fire Chief Tim Fairfield Jeff Freeman, EEI John Whitehouse, EEI City Engineer, Joe Wywrot Anna Kurtzman,Planning Coordinator Guests: Kevin Serafin Mitch LaFave Attorney Sanford Stein Tedd Lundquist Brent Lewis Tom Smith Frank Willman Richard Scheffrahn Kevin Bidder The meeting was called to order at 9:30 A.M, with Mr. Serafin,LaFave, Stein, Lundquist and Lewis in attendance for Westbury. Minutes: The February 26th minutes were approved after spelling revisions. Westbury Village Preliminary PUD Plan John Whitehouse stated that EEI was planning to meet with Jim Heinz before the April Planning Commission. 1) Engineering review a) Comment#2—CDF,per John Whitehouse and Mike Schoppe,have done their review and stated that CDF is looking for MRCS certified wetland determination report. EEI is also requesting a US Army Corp of Jurisdictional determination report. Westbury will comply. b) Comment#3a) —Mr. Seraphin suggested that the IDNR would not sign off before they have submitted final engineering plans, showing final grading. John Whitehouse agreed if the signoffs are completed"subject to" final engineering plans. 3b)John Whitehouse will need comments from YBSD stating that they will have the capacity and services in place to service this subdivision. Mr. Graff suggested that City's legal counsel is preparing a draft, which will be given to Mr. Stein,regarding the YBSD capacity to serve subdivisions, and language may be included that would make it a developer,not city risk. Incorporated will be a bonding apparatus necessitating a commitment for capacity. Currently, the treatment capacity is used up,based on the IEPA first come/first serve basis for a two year time period. Bonding companies will not sign off on reserve capacity per developer. Mr. Graff stated the City needs assurances that the plant will have the capacity to service the pump, and language is needed to service the bond. The developer is asking for a commitment that capacity is assured for the length of all the building applications. The city will reserve to ability to lien, and Westbury, as well as other developers, would attach as an exhibit. The city hopes to begin engineering on the FPA expansion in May, subject to signed money commitment from the developers. 2 c) Comment f: John Whitehouse suggested they have received information, dated 9/19/03, and that Westbury should be aware that any improvements to Galena Rd. are subject to the County wishes. d) Westbury needs to submit plans to Deuchler and comments will be needed for preliminary plan review for City Council. There are 43 acres in the plan that have not been annexed. e) Item#7—Mr. Whitehouse suggested that he had received correspondence in October of 2003, that IDOT requested three intersection design studies. If IDOT requires, the changes will be funded via the developer's recapture fees, per language stated in the city ordinance. The city will need a traffic impact study to comply with the preliminary PUD (item#6). f) Item#8—John Whitehouse needs a final updated letter, referring to the latest plan. g) Item#9— was addressed at the last Plan Council meeting. h) Item#10—A meeting with IDOT will be needed,based on the SRA proposal for additional 55 feet on the Westbury side, in addition to the ROW there now. Westbury will need to meet with IDOT, after their updated traffic study, coming to a concurrence on the intersection proposed by IDOT, and the impact on the developer. Per Mr. Graff the city is concurring with no intersection between Corneils and Galena,but, in general, IDOT is dissatisfied with the SRA design perimeters. The Rt.47 buffer is now 50', and there is an additional 10' ROW shown on the plan,per Mr. Seraphin. Because it is an SRA, per John Whitehouse, the city does not want to relax the buffer requirement. Mr. Graff stated that IDOT is requesting larger buffer, if indeed, Rt. 47 widening is completed, as requested. No additional property is being dedicated to IDOT on the plan per Mr. Lundquist and Mr. Lewis. i) The city is looking for legal language, if there is signalization on Comeils,that the developer pay their share. Based on the traffic impact study, this could be determined as a per unit fee or could begin at a number of homes trigger point. j) Item#12—John Whitehouse needs road classification, ADT being 1500 as a minor collector and 2500 being classified as a major collector, in particular Westbury Boulevard. Mr. Graff stated the new subdivision ordinance is being drafted, and that Mr. Stein could yet comment. k) Items # 16,17,18,19—The Easton Circle/Abingdon Lane intersection offset is less than 150 feet per the plan. Mr. Lindquist proposes bringing the road out straighter, realigning the 150 foot requirement. Mr. Dhuse,Public Works Director, suggested in a prior conversation with Mr. Schoppe, that his truck can remove snow with a 24 feet cul-de-sac width,but needs 30 feet on a public street. There are also police issues with cars parked in the middle of the cul-de-sac bulbs. Mr. LaFave suggested increasing the width to 30 feet, with an island. Mr. Whitehouse stated eyebrow lanes need to be aligned and centered on the final plan, off Westbury Boulevard. Mr. Schoppe is preparing a school site plan. Dr. Engler at the Yorkville Public School district,would like the originally proposed frontage on Willington, for an additional vehicular drive. 1) Item#22 - John Whitehouse is suggested signage, pavement markings, or posting "Not a Through Street" (something that would deter traffic using this as a shortcut. Westbury will add language, putting it on the preliminary engineering exhibit. Mr. Fairfield would like to see street widths on the plan, in POD 5, and see some building designs in these buildings, perhaps 13R systems (instead of 13D). Mr.Fairfield and Building and Safety will need to bring forward language for the agreement, addressing more fire safety to the citizens in the high density housing areas. Westbury will need to provide language for co-enforcement with 3 the police department in the annexation agreement. Mr Schoppe suggested no private streets in HOA areas, so confusion regarding street maintenance is not an issue m) Item#21 —PODS 5 and 8,Mr. Whitehouse stated the right of way needs to be 66 feet. Westbury is suggesting 20 foot setbacks on the 60 foot right of ways on their public street, making difficulties for public utilities. Mr.Whitehouse stated all public streets have 30 foot setbacks, so the determination should be made if Westbury's streets will be private,not subject to city maintenance. Mr. Schoppe suggests a response from Westbury, looking at a 66 foot right of way, a 25 foot setback, 30 foot back to back pavement, and what concerns these pose for Westbury. Mr. Graff suggested to Westbury that the land planners look at privatization of streets or cross sections with 28 foot minimum setbacks, 30 foot back to back setbacks, and adding modified and increased design standards for fire protection. n) Item#24—Mr. Graff suggested that the city's position on the restructuring of Corneils Rd. is that the developer would pay 70-71% (or a fee established by engineer's formula) of the improvement of the road,with road impact fees or recovery costs on permits. John Whitehouse stated, according to the city ordinance, Corneils Rd.need 39 feet setbacks back to back, that it needs a full cross section of a minor collector road, and requires prescriptive use of the right of way. The $2000 per unit impact fee, which can be credited toward adjacent roads (if the county is requiring it) improves the roads within the regional benefit. o) Item#28—Westbury is requesting a variance on Lot#65,POD 6 to a 20 foot side variance,rather than 30 foot, as stated in the subdivision ordinance. If all corner lots stay at 30 foot variance,then every corner lot is a problem on the plan,per John Whitehouse. Mr. Graff suggests if they are applying for 20 foot setback on the corner lots with three car garages, that each lot should be marked with an asterisk and noted on the plat. p) Mr. LaFave stated the 16"water main will run through Windsor Ave, stubbing at both north and northwest directions (ends of Westbury property), going through the commercial property. Mr.Whitehouse stated initially Westbury needs to go to Rt. 47 water main and Mr. Seraphim said the first feed will be between town home PODs and single family PODs, the first to develop. All easements need to be in escrow before Planning Commission per Tony Graff. Westbury will add another main along Galena. Westbury will need to speak with Attorney Ingemunson regarding the Raymond drainage, and speak to Shorty Dixon or Ray Bertram in regards to Rob Roy Creek. Meeting are ongoing in regards to storm sewers and the regional outfall. Westbury will need to resubmit pre-engineering,preliminary plans and PUD, and preliminary landscaping by March 24"d. Deadlines for submittal of 35 revised preliminary plans will be April 6"'. The city consultants will need to have their comments to the clerk's office by April 7th. Westbury will be scheduled for the next Plan Council on March 25th, and Plan Commission on April 14`''. . Tentatively they are scheduled for EDC on April 15, COW April 20th, and City Council annexation agreement and preliminary plat approval, (upon positive consultant recommendations)on April 27th Anna Kurtzman, Building and Safety, Sandy Stein and Attorney Kramer will meet on April 15`''or 16`h In regards to the BKFD fee, one-half the fee is to be paid at the time of the final plat. Mr. Graff suggested that Westbury add language that the fee will by paid by October 1st, if the final plat has been approval by City Council or if final plat has been approved by Planning Commission. 4 Westbury will need to with Mike Schoppe in regards to Open Space issues. Mr. Graff stated that Westbury should provide the PUD plan and engineering exhibits for annexation agreements, incorporating language that would be agreeable to all parties, insuring everything will be constructed. Westbury guests LaFave, Stein, and Serafin left at 11:30 A.M. 2) Block 4 of Black's Addition(Bicksler—Schwartz—Wissmiller PUD/Morgan Street Elevator)—Final Site Plan Approval a) City Engineer, Joe Wywrot suggested there were setback issues. The NOI has been submitted to the EPA, , and Joe will need a railroad crossing agreement and for the Fey water main agreement. b) Mr. Schoppe stated item#2 is not applicable. Per Anna Kurtzman's comment, Adams Street will be the front yard and Morgan will be the rear yard,based on the ordinances. The rear yard in this zoning district is 40 feet. On the plan, it shows 25 feet. The frontage that has the narrowest width will be the front. If the lots are subdivided,per Tony Graff's conversations with Attorney Kelly Kramer, if the lot is subdivided, the plan will need to go to the Planning Commission for approval before the City Council would approve. John Whitehouse suggested that Hydraulic might become the front and then Van Emmon would be the rear. An amendment for setbacks to the PUD was suggested, with language stating the building would be 100%brick. Mr. Willman's concern was with the immediate need to proceed with the utility work, and that the permits had been applied for, and that he wanted to be sure stubs were in the correct spots. Joe Wywrot will call Joe Bison, asking that his agency approve the water main license. Three sets of architectural plans must be submitted and sidewalks must be shown on the final plan and the 5 foot pavement radius must be larger. The trash enclosure, stated Mr. Willman, will be brick, and Mr. Schoppe would like a cross section on the plan.Trees to remain need to be noted on the plan and a line will need to be added for the barrier fence. Mr. Schoppe asked the trees shown on the front sidewalk(on the plan)be removed and add any additional plants to the plan. Mr. Graff stated that if Mr. Willman chooses to ask for a PUD amendment,he will be asked to pay the school/city transition fee. This amendment would be scheduled for an April 13"'public hearing and City Council approval on the 27th . The meeting was adjourned at 12:30 PM. Respectfully submitted, Annette Williams • R5 I cc3-I3 ., 1 :g 7- - 2 ; 52 Wheeler Road • Sugar Grove, IL 60554 --9:i y =_ t TEL: 630 / 466-9350 FAX: 630 / 466-9380 www.eeiweb.com : -. . c �.tie."' EARS OF1.is P 5.:.L e 14CE March 17, 2004 Mr. Joseph A. Wywrot, P.E. City Engineer United City of Yorkville 800 Game Farm Road Yorkville, IL 60560 Re: Preliminary Plan Review, Bailey Meadows (Formerly the Runge Farm), (IRED Baseline, LLC), United City of Yorkville Dear Joe: We have reviewed the revised Preliminary Plan submittal for the referenced property consisting of the following materials: • Preliminary Engineering Plans prepared by Spaceco, Inc. with latest revision date of February 16, 2004 • Preliminary Stormwater Management Report prepared by Spaceco, Inc. dated October 7, 2003 with latest revision date of February 16, 2004 • Routine Wetland Delineation performed by EnCap, Inc., dated November 24, 2003 • Agricultural Existing Drain Tile Investigation Plan prepared by Huddleston- McBride Co., dated October 20, 2003. • Preliminary Soils Exploration for the residential portion of the site prepared by TSC dated November 8, 2002. • Spaceco Inc. letter dated February 17, 2004, in response to Engineering Enterprises, Inc. letter dated January 15, 2004. • Site Traffic Impact Study prepared by KLOA, Inc. dated December 19, 2003. G:\PUBLIC\Yorkville\2002\YO0223 Runge Property-Rt.47 and Baseline\docs\Iwywrot02.doc Consulting Engineers Specializing in Civil Engineering and Land Surveying • Copies of the following: • Transmittal letters to Mr. Rick Bill, ComEd, and Mr. Ralph Pfister, Yorkville- Bristol Sanitary District, for their agencies review, both dated February 17, 2004. • Letter from the Illinois Historic Preservation Agency dated January 13, 2004 stating the site has no significant historic, architectural, or archaeological resources that would require further study or review • Consultation Agency Action Report from the Illinois Department of Natural Resources dated October 9, 2003 stating consultation by this department is terminated. Our review of these plans is to generally determine the plan's compliance with City of Yorkville ordinances and whether the improvements will conform to existing City systems and equipment. This review and our comments do not relieve the designer from his duties to conform to all required codes, regulations, and acceptable standards of engineering practice. Engineering Enterprises, Inc.'s review is not intended as an in- depth quality assurance review. We cannot and do not assume responsibility for design errors or omissions in the plans. We offer the following comments: Preliminary Plat 1. The location and names of all adjacent subdivisions and the owners of parcels of un-subdivided land within 200' of the property should be shown on the plan. SPACECO has indicated they are working on obtaining this information and will add it to the plat when received. 2. Existing County zoning on and contiguous to the subdivision should be shown. SPACECO has indicated they are working on obtaining this information and will add it to the plat when received. 3. Location, widths and names of all existing and platted streets, alleys or other known public ways and easements, etc. on the lands to be subdivided and within 150' of the proposed subdivision should be shown. SPACECO has indicated they are working on obtaining existing right of way information for Base Line Road and Illinois Route 47 and will add it to the plat when received. 4. Lots should be numbered consecutively throughout the development. The outlot designations should be removed and those lots included in the consecutive numbering system. The numbers indicated in the townhouse buildings should be preceded by "Building" if they are building numbers. If each townhome building is to be constructed on an individual lot, then those lot lines should be indicated. G:\PUBLIC\Yorkville\2002\Y00223 Runge Property-Rt.47 and Baseline\docs\Iwywrot02.doc 5. In multiple-family, commercial, industrial and other non-residential areas, the number of units, net and gross densities should be shown. Dimensioned building setback lines should be shown. Buffer areas and square feet of buildings for commercial or industrial portion of project should be shown. 6. The Plat indicates an apparent overlap between land within the ComEd right of way and land proposed to be subdivided. All questions of title or ownership should be completely resolved prior to the City approving any Plat of Subdivision. 7. It should be noted that easements in excess of those shown in the typical lot detail will be required where City utilities run along side lot lines and also in other areas when necessary to provide a minimum of 5 feet between the subject utility and the easement line. The minimum total width of side yard easements where City utilities are present should be 20 feet, 10 feet on each lot. 8. The centerline radii for North and South Capra Streets do not meet the minimum standard of 150 feet. All radii in the single family area meet the 100 foot minimum standard. 9. All rights of way have been provided with the required 66 foot width and all lots meet the minimum area of 12,000 square feet for the requested zoning classification. 10.The 50 foot half right of way required by the intergovernmental agreement with Sugar Grove for Base Line Road has been provided. 11. Lot 133 may be necessary for a Nicor facility. This should be discussed in the context of the Annexation Agreement. Preliminary Engineering Plan 12.On Sheet 1, the Typical Street Section (internal) should indicate B-6.12 curb and gutter, not M-3.12. 13.On Sheet 1, the Typical Street Section for Base Line Road should be modified to show removal of the existing pavement (surface and base) and reconstruction for the entire proposed cross section. 14.On Sheet 3, temporary turnaround pavement should be shown at the south end of Clarence and Wainright Lanes and the west end of Potter and George Streets. G:\PUBLIC\Yorkville\2002\YO0223 Runge Property-Rt.47 and Baseline\docs\Iwywrot02.doc 15.On Sheet 3, the reconstruction of Base Line Road at the Rob Roy Creek bridge should be aligned so the bridge widening is only to the south of the existing bridge. We believe it will be much more difficult and costly to widen the bridge in 2 directions and the south only widening will align the eastbound lane of Base Line Road with the eastbound lane of U.S. Route 30. A larger scale detail of this improvement would be helpful. 16.On Sheet 3, the discharge from Detention Basin #3 should be to a vegetated swale as far from Rob Roy Creek as possible. 17.On Sheet 4, the water main between Lots 154 and 153 should be moved to the line between Lots 153 and 152, thus shortening the fire hydrant lateral. 18.The water main on Wainright Lane south of Bedford Street should be 12 inch. 19.Until the commercial site plan is developed, the water main should be eliminated from the easterly and northerly lines of that lot. Two 16 inch by 8 inch tees should be provided with valves along the south line of the commercial site for future extension. To reduce the number of large fittings, the proposed hydrants could be temporarily set after the 8 inch valves and then relocated upon extension of the 8 inch mains into the commercial site. 20.As is typically requested by the Public Works Department, all 10 inch water main should be changed to 12 inch. We will input the remainder of the proposed water main layout into the City's model to verify the pressure and fire flow requirements for this development. 21.To serve the four most northerly townhomes, water main should be installed as follows: A 12 inch main should be run to the east between the 2 buildings, then run north to Base Line Road and then elbow to the east ending with a valve for future extension across the commercial site. An 8 inch main should be run to the west between the 2 buildings as shown, then run north to Base Line Road with a valved tee to the west and an extension across Base Line Road for potential future use. 22.On Sheet 4, the sanitary sewer should be extended southerly on Wainright Lane to the south line of the subdivision and also westerly along Potter Street to the west line of the subdivision. 23.The sanitary sewer should be installed deep enough through this property to serve approximately the easterly 1320 feet of the land westerly of this subdivision. Our recommendation is that an invert of 656.00 be provided at the west end of Potter Street. There is enough drop in the proposed sewer from this point to the drop manhole at the intersection of Bedford Street and Harry Lane to run the sewer at approximately 0.54%. G:\PUBLIC\Yorkville\2002\YO0223 Runge Property-Rt.47 and Baseline\docs\Iwywrot02.doc 24.The 10 inch sanitary sewer running from Bedford Street to the south line of the subdivision is cutting through a building corner. All sewer alignments will be confirmed at final engineering to avoid such conflicts. 25.From the southeast corner of Bailey Meadows, we estimate that approximately 5500 feet of interceptor is required to connect to the northerly end of the Rob Roy Creek Interceptor at the intersection of Westbury Boulevard and Galena Road. If the pipe is laid at 0.10%, the invert elevation at Westbury should be a maximum of 632.0, or about a foot lower than shown on the Westbury Village Preliminary Engineering Plan. Presumably, YBSD will confirm this elevation requirement during their review of Bailey Meadows and Westbury Village. 26.We understand this subdivision will following the bulk requirements of the R-2 zoning district and will follow the Subdivision Ordinance and Standard Specifications for Improvements without variation. It should be noted that the construction of all detention basins should follow the City's Park Development Standards. Detailed review of the specific design of the subdivision improvements will occur during the Final Plat stage when Final Improvement Plans are submitted. Other 27.The Traffic Impact Study should be updated to reflect the number of access points to Base Line Road. 28.An internal ADT exhibit should be provided to determine if any of the proposed streets meet the definition of a Minor Collector. If any do, right of way and pavement widths may need to be modified. The City's hybrid collector designation (70 foot right of way/34 foot back to back) may be appropriate in some cases. Alternatively, a 30 foot back to back standard with a stronger pavement section may be considered. 29.Alternative strategies should be considered for access to the commercial area from Bedford Street. The access point should align with either North or South Capra Street and should be placed in a 66 foot right of way, to the west line of the commercial area at a minimum. 30.The viability and timing of this project is dependent of the construction of the Rob Roy Creek sanitary interceptor sewer by the Yorkville-Bristol Sanitary District. 31.The City's wetland consultant should review the Wetland Delineation prepared by EnCAP. G:\PUBLIC\Yorkville\2002\Y00223 Runge Property-Rt.47 and Baseline\docs\Iwywrot02.doc Stormwater Management 32. The information presented in the Preliminary Stormwater Management Report has addressed the majority of our prior comments. An issue that remains to be discussed is the setback from Rob Roy Creek to the proposed commercial development. We will also have to further discuss the location of the compensatory storage area in relation to the area of floodplain proposing to be filled. 33.We are nearing the completion of our reevaluation of the hydrology of the upstream watershed areas based on more detailed information and comments from the developer's consultants. This will result in a final determination of the floodway and floodplain limits and the Base Flood Elevation. We believe that an adequate area has been set aside to accomplish the required compensatory storage, but that the setback requirement for development adjacent to Rob Roy Creek needs to be discussed in earnest. If you have any questions or require additional information, please contact our office. Sincerely, ENGINEERING ENTERPRISES, INC. \.\\ (A4 • John T. Whitehouse, P.E., P.L.S. Senior Project Manager pc: Liz D'Anna, Deputy Clerk PGW/JWF, EEI G:\PUBLIC\Yorkville\2002\YO0223 Runge Property-Rt.47 and Baseline\docs\Iwywrot02.doc Mar . 18. 2004 5: 11PM i•-2 No4285 P. 2/4 Schoppe Design associates Landscape Architecture and Land Planning 430 W. Downer Place Ph. (630) 896-2501 Aurora,1L 60506 Fax(630) 896-3228 March 18, 2004 • MEMORANDUM To: Tony Graff, City Administrator From: Mike Schoppe - Schoppe Design Associates, Inc. Re: Bailey Meadows We have reviewed the Preliminary Land Plan dated 2/18/04 prepared by Gary R. Weber Associates, Preliminary Plat of Subdivision dated 2/16/04 prepared by Spaceco,the Preliminary Engineering Plans dated 2/16/04 prepared by Spaceco, and the Preliminary Landscape Plan dated 2/18/04 prepared by Gary R. Weber Associates, and provide the following comments: General 1. The petitioner is requesting annexation zoning and preliminary plan approval. The requested zoning is R-2, R-3 and B-3. This is not proposed to be a P.U.D. A draft of the updated annexation agreement should be sent to our office for review. Preliminary Plan 1. In order to avoid confusion, the information contained on the Preliminary Land Plan and the Preliminary Plat of Subdivision should be combined into one drawing. 2. The following information should be added to the Preliminary Plan: a. Names of property owners of surrounding properties. b. Exceptions or variances to zoning or subdivision ordinances. c. Location of any vegetation along the perimeter of the property. d. Acreage and limits of outlots C and E. 3. The design standards for lot size, lot width and setbacks for the single-family portion of the development are consistent with the R-2 standards. 4. The design of the internal street system has been revised to incorporate our previous comments. ➢ege t or 2 Mar 18 2004 5: 11PM No •4285 P . 3/4 5. The zoning ordinance allows only one principal building per lot. Therefore, the townhomes need to either have each building on its own platted lot or note this condition as a variance on the plan. 6. Some of the townhome buildings graphically show drives and garages which would not allow for two-car garages. Because the footprints are conceptual, a note should be added to the plan stating the R-3 portion of the development will comply with the parking requirements outlined in the City's zoning ordinance. 7. The location of the regional bike trail should be shown on the plan. 8. The proposed driveway connecting Bedford Street to the commercial site should be moved generally to the southern portion of the commercial site as shown on the attached Bailey Meadows sketch. 9. In an effort to maximize the commercial area and incorporate the zoning standards for parking and landscape buffers, and to accomplish the City's objectives for providing a regional bike trail along Rob Roy Creek,we recommend that any landscape buffers and regional bike path be located above the 100-year floodplain elevation. Preliminary Engineering Plan 1. The outlot pipe from detention basin E should not discharge into Rob Roy Creek. The outlet should be designed, as has been done in Grand Reserve and Whispering Meadows, to discharge into a broad, flat vegetated swale leading to the creek. The pipe should end as close to the west edge of Outlot H as possible to allow for filtering and infiltration of the stormwater. Preliminary Landscape Plan 1. Add a note that clarifies that the perimeter landscaping buffer between the multi-family and the single-family will extend behind lots 134 and 145. 2. Add a prototypical plan for a multi-family building illustrating the lot landscaping standard of two canopy trees and fifteen shrubs for every four units. 3. Additional landscape plans will need to be provided for the commercial site when a commercial site plan is submitted for approval. Please call with any questions or comments. CC: Joe Wywrot, City Engineer John Whitehouse—EEI Matt Fiascone— Inland Real Estate Ne2of2 Mar . 18. 2004 5: 11PM 1 ` 1 No. 42B5 P . 4/4 L-0— Sl//pr tiva . tat ota-pbti4 k4 ifreeoxfAmmr • alia ." ay'OAP( l t .YL,) 1 . .4(14,/ielcee piew tea sore 44/79 $fi ,vo efl1 CAP 44 sr. FNft 1,16417104/Or r , _ ) ..:,.. Aviv IV ar , //61, 1 .TIe.0 .PMA/APPlepott MM. I C iereuefL- lir 1 Ono • ,.TIP ,1 , .i......5 ,..., IL I 7,4, • ,_-1 1 , I sour),c4OitA sr 1 J I -Th 1_1_ 1 . 1 r?----------, 111 gildiaggerg, , /".• foo' Ti 604 3A�/off/ Nogl1l